I am looking to put down as little as possible to increase cash on cash return and have money left over for reno.

What some of the banks have told me is if you can provide a quote from your contractor and proof that the work was completed that they would take that into consideration. 

I'd even be willing to make a small wager that honestly reported he is making maybe 2- 3%/ year on that property as an actual return if he hasn't kept up with rent increases. 

They pay you consideration for agreeing to give them the option to buy.

Voter-approved bonds can increase the 1% base rate, such as bonds providing funding for schools, parks, or other community services.

Shared tenant monument signs generally they do not have rental increases so the cash flow stream counted in the NOI diminishes year over year in value.

I'm not going to directly answer your questions, but I do think there are some considerations going into a house-hack that you have to think about-https://www.biggerpockets.com/renewsblog/considera...The main one for you--do you know you definitely want to live in that property that far down the road?

@Joseph Lee from everything I have seen Central AC does not increase rent, but from my experience, I do see it as important to pull the cream of the crop tenants, and I think it will add to your value vs your competition when we see a market shift. 

If you don't like long distance land lording then that kiboshes that.A refi if you reinvest the proceeds can greatly increase your cash on cash ROI. 

This causes my note to increase a few hundred dollars a month but will not have to put money down for closing and instead leave with cash in hand.